Loading...
HomeMy WebLinkAboutPEC080042Planning and Environmental Commisson਍ഀ ACTION FORM਍ഀ TOM OF਍ഀ r Y Y I',R q Cr w[LOf PENT਍ഀ Department of Community Development਍ഀ 75 South Frontage Road, Vail, Colorado 81657਍ഀ tel: 970.479.2139 fax: 970.479.2452਍ഀ web: www.vailgov.com਍ഀ Project Name: HOWENSTINE਍ഀ Project Description:਍ഀ Participants:਍ഀ SETBACK VARIANCES਍ഀ OWNER HOWENSTINE, ANNE LORRAINI਍ഀ 2754 S FRONTAGE RD W਍ഀ VAIL਍ഀ CO 81657਍ഀ APPLICANT BETH LEVINE, ARCHITECT਍ഀ P.O. BOX 1825਍ഀ AVON਍ഀ CO 81620਍ഀ License: 0000001399਍ഀ ARCHITECT BETH LEVINE, ARCHITECT਍ഀ P.O. BOX 1825਍ഀ AVON਍ഀ CO 81620਍ഀ License: 0000001399਍ഀ PEC Number: PECO80042਍ഀ 07/28/2008਍ഀ 07/28/2008 Phone: 970-926-5099਍ഀ 07/28/2008 Phone: 970-926-5099਍ഀ Project Address: 2754 S FRONTAGE RD W VAIL Location:਍ഀ Legal Description: Lot: B-2 Block: Subdivision: STEPHANS SUBDIVISION਍ഀ Parcel Number: 2103-143-1700-5਍ഀ Comments:਍ഀ BOARD/STAFF ACTION਍ഀ Motion By: KURZ Action: APPROVED਍ഀ Second By: TJOSSEM਍ഀ Vote: 6-0-0 Date of Approval: 07/28/2008਍ഀ Conditions:਍ഀ Cond: 8਍ഀ (PLAN): No changes to these plans may be made without the written consent of Town of਍ഀ Vail staff and/or the appropriate review committee(s).਍ഀ Cond:300਍ഀ (PLAN): PEC approval shall not be not become valid for 20 days following the date of਍ഀ approval.਍ഀ Cond: CON0010325਍ഀ This approval is contingent upon the applicant obtaining Town of Vail approval of਍ഀ the associated design review application.਍ഀ Variance Application for R wimT-oh਍ഀ Planning and Environmental Commission਍ഀ A Department of Community Development਍ഀ I D 4W 75 South Frontage Road, Vail, Colorado 81657਍ഀ tel: 970.479.2128 fax: 970.479.2452਍ഀ web: www.vailgov.com਍ഀ General Information:਍ഀ All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a਍ഀ building permit application. Please refer to the submittal requirements for the particular approval that is requested.਍ഀ An application for Planning and Environmental Commission review cannot be accepted until all required information਍ഀ is received by the Community Development Department. The project may also need to be reviewed by the Town਍ഀ Council and/or the Design Review Board.਍ഀ Type of Application and Fee:਍ഀ ❑ Rezoning $1300਍ഀ ❑ Major Subdivision $1500਍ഀ ❑ . Conditional Use Permit $650਍ഀ ` Floodplain Modification $400਍ഀ ❑ Minor Subdivision $650਍ഀ ❑ Minor Exterior Alteration $650਍ഀ ❑ Exemption Plat $650਍ഀ ❑ Major Exterior Alteration $800਍ഀ ❑ Minor Amendment to an SDD $1000਍ഀ ❑ Development Plan $1500਍ഀ ❑ New Special Development District $6000਍ഀ ❑ Amendment to a Development Plan $250਍ഀ ❑ Major Amendment to an SDD $6000਍ഀ [3, Zoning Code Amendment $1300਍ഀ ❑ Major Amendment to an SDD $1250਍ഀ Variance $500਍ഀ (no exterior modifications)਍ഀ Sign Variance $200਍ഀ Description of the Request:਍ഀ ' .M t1 1਍ഀ i 1l GY - cA ell਍ഀ i1ht I~਍ഀ I cl i '਍ഀ Location of the Proposal: Lot:Block`਍ഀ Subdivision:' i'G f਍ഀ 4 0 4਍ഀ Physical Address:਍ഀ °E" a਍ഀ Parcel No.: 1) 5 { 470 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)਍ഀ - Zoning'਍ഀ 7\਍ഀ y਍ഀ i~਍ഀ Name(s) of Owner(s):` K_Ir" 6- L4 ; W1 . W'--਍ഀ Mailing Ad਍ഀ Owner(s) Signature(s): _e / (bYl਍ഀ Name of Applicant: e_t1n g i v c e k਍ഀ Mailing Address: tZ;' F-;,D / A\b਍ഀ Phone:਍ഀ E-mail Address: • Fax t਍ഀ '+6 L਍ഀ I_~rv਍ഀ For Office UseOnly:਍ഀ Fee Paid: 6Jf i c o.:_ By:਍ഀ Meeting Date: PE o.: I'EF (10W%_਍ഀ Planner: Project No.:਍ഀ F:\cdev\FORMS\Permits\Planning\PEC\vadance.doc Page 1 of 6਍ഀ 1/4/06਍ഀ 4~਍ഀ r,਍ഀ 0F E਍ഀ JOINT PROPERTY OWNER਍ഀ WRITTEN APPROVAL LETTER਍ഀ I, (print name a t owner of property located at਍ഀ '਍ഀ ? I਍ഀ provide this letter as written approval of the plans dated਍ഀ which have been submitted to the Town of Vail Community Development Department for the਍ഀ proposed improvements to be completed at the address noted above. I.understand that the਍ഀ proposed improvements include:਍ഀ A' 2og::-- V&਍ഀ (Date)਍ഀ . lCinnah,rP਍ഀ TOM ov ~ c਍ഀ Additionally, please check the statement below which is most applicable to you:਍ഀ 0 I understand that minor fiwdift'cadons may be made to the plans over the course of the਍ഀ review process to ensure compliance with the Town's applicable codes and regulations.਍ഀ (Initial here)਍ഀ lux਍ഀ PV/ I request that all modifications, minor or otherwise, which are made to the plans over the਍ഀ c urse of the review process, be brought to my attention by the applicant for additional approval਍ഀ before undergoing further review by the Town.਍ഀ JhT਍ഀ (Initial here).਍ഀ TOWN OF VAIL, COLORADO Statement਍ഀ Statement Number: R080001250 Amount: $500.00 07/28/200810:16 AM਍ഀ Payment Method: Check Init: JLE਍ഀ Notation: 2890 BETH਍ഀ LEVINE਍ഀ ਍ഀ Permit No: PEC080042 Type: PEC - Variance਍ഀ Parcel No: 2103-143-1700-5਍ഀ Site Address: 2754 S FRONTAGE RD W VAIL਍ഀ Location:਍ഀ Total Fees: $500.00਍ഀ This Payment: $500.00 Total ALL Pmts: $500.00਍ഀ Balance: $0.00਍ഀ ACCOUNT ITEM LIST:਍ഀ Account Code Description Current Pmts਍ഀ ਍ഀ PV 00100003112500 PEC APPLICATION FEES 500.00਍ഀ Beth Levine Architect, Inc.਍ഀ P.O. Box 1825਍ഀ Avon, CO 81620਍ഀ Howenstine Residence਍ഀ Froning Residence਍ഀ 2754 South Frontage Road West਍ഀ Vail, CO 81657਍ഀ Adjacent Property Owners਍ഀ Louis Young and Brian Hoyt਍ഀ 2764 South Frontage Road West਍ഀ Vail, CO 81657਍ഀ Charles and Charmayne Bernardt਍ഀ 2695 South Frontage Road West਍ഀ Vail, CO 81657਍ഀ 7-28-08਍ഀ The following properties are across Gore Creek. These are the individual owners, not the਍ഀ whole association:਍ഀ Thomas & Kristen Sorensen਍ഀ 7745 S. Flanders St.਍ഀ Centennial, CO 80016਍ഀ Robert & Madelaine Kleinman਍ഀ 2675-2 Kinnikinnick Road਍ഀ Vail, CO 81657਍ഀ Stephen Friedberg਍ഀ 4240 Greensburg Pike਍ഀ Pittsburgh, PA 15221਍ഀ Judith Corson Weber਍ഀ 1973 Scenic Hills Court਍ഀ Dayton, OH 45459਍ഀ CLP Investment, LLC਍ഀ 2764 Cortina Lane਍ഀ Evergreen, CO 80439਍ഀ Chad Holtz਍ഀ Land Title Guarantee Company਍ഀ 108 S. Frontage Road, Suite, 203਍ഀ Vail, CO 81657਍ഀ MEMORANDUM `:APg਍ഀ TO: Planning and Environmental Commission D਍ഀ D~a਍ഀ FROM: Community Development Department਍ഀ DATE: July 28, 2008਍ഀ SUBJECT: A request for a final review of a variance from Section 12-6E-6, Setbacks, Vail਍ഀ Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for਍ഀ construction within the setbacks; and a final review of a variance from Section਍ഀ 12-13-4, Requirements by Employee Housing Unit (EHU) Type, Vail Town Code;਍ഀ to allow for additional Gross Residential Floor Area (GRFA) for the construction਍ഀ of a garage, pursuant to Chapter 12-17, Variances, Vail Town Code, located at਍ഀ 2754 South Frontage Road West/Lot B2, Stephens Subdivision, and setting forth਍ഀ details in regard thereto. (PEC080042)਍ഀ Applicant: Lorraine Howenstine, represented by Beth Levine Architect, Inc.਍ഀ Planner: Bill Gibson਍ഀ SUMMARY਍ഀ The Applicant, Lorraine Howenstine, represented by Beth Levine Architect, Inc, is਍ഀ requesting a final review of a variance from Section 12-6E-6, Setbacks, Vail Town Code,਍ഀ pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for construction within਍ഀ the setbacks; and a final review of a variance from Section 12-13-4, Requirements by਍ഀ Employee Housing Unit (EHU) Type, Vail Town Code; to allow for additional Gross਍ഀ Residential Floor Area (GRFA) for the construction of a garage, pursuant to Chapter 12-਍ഀ 17, Variances, Vail Town Code, located at 2754 South Frontage Road West/Lot B2,਍ഀ Stephens Subdivision, and setting forth details in regard thereto.਍ഀ Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and਍ഀ the evidence and testimony presented, the Community Development Department਍ഀ recommends approval, with condition(s), of both variance applications, subject to the਍ഀ findings noted in Section IX of this memorandum.਍ഀ II. DESCRIPTION OF REQUEST਍ഀ The Applicant, Lorraine Howenstine, represented by Beth Levine Architect, Inc, is਍ഀ requesting a final review of a variance from Section 12-6E-6, Setbacks, Vail Town Code,਍ഀ pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for construction within਍ഀ the setbacks; and a final review of a variance from Section 12-13-4, Requirements by਍ഀ Employee Housing Unit (EHU) Type, Vail Town Code; to allow for additional Gross਍ഀ Residential Floor Area (GRFA) for the construction of a garage, pursuant to Chapter 12-਍ഀ 17, Variances, Vail Town Code, located at 2754 South Frontage Road West/Lot B2,਍ഀ Stephens Subdivision, and setting forth details in regard thereto.਍ഀ The Applicant is proposing to construct an addition to an existing non-conforming਍ഀ dwelling unit by creating a single-family unit and a Type III Employee Housing Unit਍ഀ (EHU) at 2754 South Frontage Road. The new single-family is proposed to be 2,738 sq.਍ഀ ft. of GRFA (not including a 572 sq.ft. two-car garage) in size. The new Type III EHU is਍ഀ proposed to be 1,200 sq.ft. of GRFA in size. The Applicant is requesting a GRFA਍ഀ variance to allow a 576 sq.ft. two-car garage to be constructed for the EHU.਍ഀ The Applicant is proposing to build encroachments into the required 20 foot front setback਍ഀ by 12 to 19 feet (from west to east) resulting in a one foot setback at the east end of the਍ഀ proposed structure. The front (north) property boundary of the subject site is unique in਍ഀ that it is separated from the adjacent public right-of-way (i.e. the South Frontage Road)਍ഀ by a CDOT Right-of-Way parcel and a Town of Vail owned parcel. The front property਍ഀ boundary of the subject site is separated 85 to 120 feet (west to east) from the South਍ഀ Frontage Road. The Applicant has rights to a substantially sized access easement਍ഀ across the Town of Vail owned parcel. The proposed point of greatest encroachment਍ഀ into the setback (i.e. 19 feet) is adjacent to the Applicant's access easement area.਍ഀ While the subject lot has a depth of 96 to 109 feet (north and south), the southern 40 to਍ഀ 45 feet (west to east) of the lot is rendered unbuildable due to the location of Gore਍ഀ Creek and the Gore Creek 100-year floodplain. The development of the southern 60 to਍ഀ 43 feet (west to east) of the lot is also limited by the required Gore Creek 50 foot਍ഀ setback. The existing residence already encroaches into the Gore Creek setback. The਍ഀ Applicant is proposing to maintain this structure in its current location and the proposed਍ഀ additions will conform to the setback requirements.਍ഀ Nearly the entirety of subject site is impacted by the Gore Creek 100-year floodway.਍ഀ While much of the floodway can be mitigated, by re-grading the property in accordance਍ഀ with the Stephen's Subdivision master grading plan approved by the Planning and਍ഀ Environmental Commission in April 2006. This will include adding up to 12 inches of fill਍ഀ on the site. The existing floodway on the eastern portion of this site can not be mitigated਍ഀ without grading also occurring on the adjacent Lot C. At this time, the owner's of the਍ഀ adjacent property do not wish to purpose grading on their property. Therefore, the਍ഀ existing floodway also renders the eastern 31 to 24 feet (north to south) of the subject਍ഀ site unbuildable.਍ഀ To further complicate the development of this property, the northwest corner of the਍ഀ subject site is encumbered by a 25 foot by 16 foot parking and access easement for the਍ഀ neighboring Lot B1.਍ഀ A vicinity map (Attachment A), photographs (Attachment B), and the proposed਍ഀ architectural plans (Attachment C) are attached for reference.਍ഀ III. BACKGROUND਍ഀ The existing structures on the subject site were originally constructed under Eagle County਍ഀ jurisdiction in 1963.਍ഀ The subject site was annexed into the Town of Vail in 1980 and formally platted under਍ഀ Town of Vail jurisdiction in 1984 as part of Lot B, Stephens Subdivision.਍ഀ In 1985, the subject property was de-annexed from the Town of Vail. Then in 1987, the਍ഀ subject properties were re-annexed into the Town of Vail and zoned Residential Cluster਍ഀ District.਍ഀ 2਍ഀ In 2001, the Applicant obtained Town of Vail approval to divide Lot B, Stephens਍ഀ Subdivision, into the existing Lots 131 and B2 for ownership purposes, with the conditions਍ഀ that for zoning purposes the two lots are to be treated as one entity.਍ഀ In 2005, the Planning and Environmental Commission approved an amended final plat to਍ഀ correct inaccurate floodplain data shown on the previous subdivision plats. The਍ഀ Commission also approved a master grading plan for Lots A, B1, B2, and C, Stephens਍ഀ Subdivision to allow for the mitigation of the Gore Creek 100-year floodway (this਍ഀ approval does not affect the Gore Creek 100-year flood plain). Pursuant to these਍ഀ approvals, the allowable density for Lot B shall be based upon a "buildable" lot size of no਍ഀ less than 12,270 sq. ft., thus establishing a minimum allowable gross residential floor਍ഀ area (GRFA) limit of 4,417 sq. ft. for the combination of Lots 131 and B2. Based upon full਍ഀ implementation of the master grading plan the buildable area could be increased to਍ഀ 15,390 sq. ft., thus allowing up to 5,540 sq. ft. of GRFA.਍ഀ On August 6, 2008, the Design Review Board conceptually reviewed the design review਍ഀ application associated with these variance requests. The Board was generally਍ഀ supportive of the request. The Board made suggestions concerning the architecture of਍ഀ the structure that the Applicant is in the process of addressing. The Applicant intends to਍ഀ submit revised architectural plans addressing the Board's suggestions prior to the਍ഀ Planning and Environmental Commission's hearing on these variance requests.਍ഀ IV. ROLES OF REVIEWING BODIES਍ഀ Order of Review: Generally, variance applications will be reviewed by the਍ഀ Planning and Environmental Commission, and then any accompanying design਍ഀ review application will be reviewed by the Design Review Board.਍ഀ Planning and Environmental Commission:਍ഀ The Planning and Environmental Commission is responsible for final approval,਍ഀ approval with modifications, or denial of a variance application, in accordance਍ഀ with Chapter 12-16, Conditional Use Permits, Vail Town Code.਍ഀ Design Review Board:਍ഀ The Design Review Board has no review authority over a variance application.਍ഀ However, the Design Review Board is responsible for the final approval, approval਍ഀ with modifications, or denial of any accompanying design review application.਍ഀ Town Council:਍ഀ The Town Council has the authority to hear and decide appeals from any਍ഀ decision, determination, or interpretation by the Planning and Environmental਍ഀ Commission and/or Design Review Board. The Town Council may also call up a਍ഀ decision of the Planning and Environmental Commission and/or Design Review਍ഀ Board.਍ഀ V. APPLICABLE PLANNING DOCUMENTS਍ഀ Staff believes that the following provisions of the Vail Town Code are relevant to the਍ഀ review of this proposal:਍ഀ 3਍ഀ TITLE 12: ZONING REGULATIONS਍ഀ Article 12-6E: Residential Cluster District (in part)਍ഀ 12-6E-1: PURPOSE.਍ഀ The residential cluster district is intended to provide sites for single-family, two-਍ഀ family, and multiple-family dwellings at a density not exceeding six (6) dwelling਍ഀ units per acre, together with such public facilities as may appropriately be located਍ഀ in the same zone district. The residential cluster district is intended to ensure਍ഀ adequate light, air, privacy and open space for each dwelling, commensurate਍ഀ with residential occupancy, and to maintain the desirable residential qualities of਍ഀ the zone district by establishing appropriate site development standards.਍ഀ 12-6E-6: SETBACKS:਍ഀ In the RC district, the minimum front setback shall be twenty feet (20'), the਍ഀ minimum side setback shall be fifteen feet (15), and the minimum rear setback਍ഀ shall be fifteen feet (15).਍ഀ Chapter 12-13: Employee Housing਍ഀ 12-13-1: PURPOSE.਍ഀ The town's economy is largely tourist based and the health of this economy is਍ഀ premised on exemplary service for Vail's guests. Vail's ability to provide such਍ഀ service is dependent upon a strong, high quality and consistently available work਍ഀ force. To achieve such a work force, the community must work to provide quality਍ഀ living and working conditions. Availability and affordability of housing plays a਍ഀ critical role in creating quality living and working conditions for the community's਍ഀ work force. The town recognizes a permanent, year round population plays an਍ഀ important role in sustaining a healthy, viable community. Further, the town਍ഀ recognizes its role in conjunction with the private sector in ensuring housing is਍ഀ available.਍ഀ 4਍ഀ cB਍ഀ 4਍ഀ N਍ഀ Z3਍ഀ N਍ഀ O਍ഀ 4਍ഀ W਍ഀ C਍ഀ Cr਍ഀ M਍ഀ N਍ഀ n਍ഀ E਍ഀ o o਍ഀ - c਍ഀ v p਍ഀ W ~o is਍ഀ ਍ഀ N਍ഀ L U p O਍ഀ C਍ഀ F- N w U਍ഀ O਍ഀ E਍ഀ c਍ഀ S਍ഀ w X਍ഀ of਍ഀ T਍ഀ -O W਍ഀ xw਍ഀ c਍ഀ E਍ഀ ਍ഀ :3਍ഀ E o-਍ഀ E O਍ഀ O= Q਍ഀ C਍ഀ i~-, i O)਍ഀ O਍ഀ LL਍ഀ Q U)਍ഀ d y਍ഀ Q਍ഀ L 7਍ഀ c਍ഀ 0਍ഀ 3 0 N਍ഀ O O m a਍ഀ U਍ഀ G M T਍ഀ O N N O਍ഀ d (0 c਍ഀ D1਍ഀ d 7਍ഀ t N਍ഀ Y਍ഀ U o a)਍ഀ m਍ഀ ~ c਍ഀ E਍ഀ o m਍ഀ m਍ഀ rn._਍ഀ Mdcr਍ഀ Q਍ഀ 0 L) W਍ഀ zz਍ഀ -o਍ഀ 8਍ഀ ~ca਍ഀ (D਍ഀ 0Ca਍ഀ oCM~਍ഀ 'ooC਍ഀ Q਍ഀ QUA਍ഀ Z਍ഀ Q਍ഀ G1਍ഀ r਍ഀ E਍ഀ o਍ഀ y c਍ഀ w਍ഀ O਍ഀ O਍ഀ = '00 S਍ഀ V਍ഀ W _7 = d਍ഀ d V V IX਍ഀ Q਍ഀ FL-00(9਍ഀ 0਍ഀ a~਍ഀ c਍ഀ T਍ഀ E N਍ഀ =਍ഀ N N਍ഀ d o਍ഀ N਍ഀ W c N਍ഀ c c਍ഀ co਍ഀ - o਍ഀ [2਍ഀ O I-਍ഀ IL- `o v°~i਍ഀ O਍ഀ vii vii਍ഀ N਍ഀ O c c਍ഀ .-NM p p~਍ഀ a)਍ഀ N਍ഀ I਍ഀ o o਍ഀ Qj X਍ഀ X਍ഀ ਍ഀ (n਍ഀ N 3਍ഀ N O਍ഀ N਍ഀ (D a) d' ca a) m਍ഀ U਍ഀ O਍ഀ U਍ഀ E਍ഀ 0.਍ഀ O਍ഀ U਍ഀ C਍ഀ _਍ഀ _਍ഀ J 2਍ഀ V਍ഀ m N.-਍ഀ U਍ഀ D U (D (n c਍ഀ U਍ഀ ~F਍ഀ -OO N (0 (0 (4 (n f_਍ഀ n y W' of਍ഀ a)਍ഀ N਍ഀ N਍ഀ a) -0਍ഀ '6 N O਍ഀ a) a)਍ഀ C M Fn਍ഀ 0 LL C O਍ഀ E (D E਍ഀ O U"` CO ~ N਍ഀ E਍ഀ 0਍ഀ 0) "਍ഀ o਍ഀ E E v਍ഀ `਍ഀ € y਍ഀ En਍ഀ c c਍ഀ 0~~਍ഀ c 3਍ഀ > n~> E਍ഀ Ev_L E~ (~a਍ഀ EEEEEa~m~~~mm਍ഀ v E E E E c a> 5 c m਍ഀ L)਍ഀ m਍ഀ O a਍ഀ ) T਍ഀ N O O਍ഀ O N p਍ഀ m a> > m N 7 U 7਍ഀ 0 000 O N 'C m N 0:22਍ഀ c y਍ഀ N 0-Q਍ഀ n.J~J਍ഀ 04 -1਍ഀ LL 2LL 0- Qd਍ഀ 000U0 0 Q0- C72(n(nN<n0਍ഀ 2਍ഀ N਍ഀ T਍ഀ W਍ഀ F਍ഀ tn਍ഀ Chapter 12-17: Variances (in part)਍ഀ 12-17-1: Purpose:਍ഀ A. Reasons for Seeking Variance: In order to prevent or to lessen such practical਍ഀ difficulties and unnecessary physical hardships inconsistent with the objectives of਍ഀ this title as would result from strict or literal interpretation and enforcement,਍ഀ variances from certain regulations may be granted. A practical difficulty or਍ഀ unnecessary physical hardship may result from the size, shape, or dimensions of਍ഀ a site or the location of existing structures thereon; from topographic or physical਍ഀ conditions on the site or in the immediate vicinity; or from other physical਍ഀ limitations, street locations or conditions in the immediate vicinity. Cost or਍ഀ inconvenience to the applicant of strict or literal compliance with a regulation਍ഀ shall not be a reason for granting a variance.਍ഀ 12-17-6. Criteria and Findings:਍ഀ A. Factors Enumerated: Before acting on a variance application, the planning਍ഀ and environmental commission shall consider the following factors with respect਍ഀ to the requested variance:਍ഀ 1. The relationship of the requested variance to other existing or potential਍ഀ uses and structures in the vicinity.਍ഀ 2. The degree to which relief from the strict or literal interpretation and਍ഀ enforcement of a specified regulation is necessary to achieve compatibility਍ഀ and uniformity of treatment among sites in the vicinity, or to attain the਍ഀ objectives of this title without grant of special privilege.਍ഀ 3. The effect of the requested variance on light and air, distribution of਍ഀ population, transportation and traffic facilities, public facilities and utilities, and਍ഀ public safety.਍ഀ 4. Such other factors and criteria as the commission deems applicable to the਍ഀ proposed variance.਍ഀ B. Necessary Findings: The planning and environmental commission shall make਍ഀ the following findings before granting a variance:਍ഀ 1. That the granting of the variance will not constitute a grant of special਍ഀ privilege inconsistent with the limitations on other properties classified in the਍ഀ same zone district.਍ഀ 2. That the granting of the variance will not be detrimental to the public਍ഀ health, safety, or welfare, or materially injurious to properties or਍ഀ improvements in the vicinity.਍ഀ 3. That the variance is warranted for one or more of the following reasons:਍ഀ a. The strict or literal interpretation and enforcement of the specified਍ഀ regulation would result in practical difficulty or unnecessary physical hardship਍ഀ inconsistent with the objectives of this title.਍ഀ b. There are exceptional or extraordinary circumstances or conditions਍ഀ applicable to the site of the variance that do not apply generally to other਍ഀ properties in the same zone district.਍ഀ c. The strict or literal interpretation and enforcement of the specified਍ഀ regulation would deprive the applicant of privileges enjoyed by the owners of਍ഀ other properties in the same zone district.਍ഀ 6਍ഀ VI.਍ഀ VII.਍ഀ VIII.਍ഀ SITE ANALYSIS਍ഀ Address:਍ഀ Legal Description:਍ഀ Zoning:਍ഀ Land Use Plan Designation਍ഀ Current Land Use:਍ഀ Lot Size:਍ഀ Existing Buildable Area:਍ഀ Proposed Buildable Area:਍ഀ Hazards:਍ഀ Standard਍ഀ Setbacks (min):਍ഀ Front (North):਍ഀ Side (West):਍ഀ Side (East):਍ഀ Rear (South):਍ഀ Gore Creek:਍ഀ GRFA (max):਍ഀ Lot B1਍ഀ Lot B2਍ഀ Site coverage (max.)਍ഀ Lot 131਍ഀ Lot B2਍ഀ 2754 South Frontage Road਍ഀ Lot B (specifically B2), Stephens Subdivision਍ഀ Residential Cluster਍ഀ Medium Density Residential਍ഀ Two single-family residences (Lots B1 & B2)਍ഀ 23,344 sq.ft. (0.5359 acres)਍ഀ no less than 12,270 sq.ft (per plat)਍ഀ f3,4105 Gore Creek 100-year flood plain਍ഀ Allowed/Required਍ഀ Existing਍ഀ Proposed਍ഀ 20 ft.਍ഀ 20 ft. (Lot 132)਍ഀ 1 ft. (Lot 132)਍ഀ 15 ft.਍ഀ 45 ft. (Lot 131)਍ഀ no change਍ഀ 15 ft.਍ഀ 81 ft. (Lot 132)਍ഀ 15 ft. (Lot 132)਍ഀ 15 ft.਍ഀ 43 ft. (Lot 132)਍ഀ 26 ft. (Lot 62)਍ഀ 50 ft.਍ഀ 34 ft. (Lot B2)਍ഀ no change਍ഀ 033 0਍ഀ - ,5 *-sq-ft-਍ഀ 2,546 sq.ft.਍ഀ -4;588 sE਍ഀ n/a਍ഀ 1,830 sq.ft.਍ഀ no change਍ഀ n/a਍ഀ 716 sq.ft.਍ഀ 2,738 sq.ft.*਍ഀ 5,836 sq.ft.਍ഀ 1,970 sq.ft.਍ഀ 3,762 sq.ft.਍ഀ n/a਍ഀ 1,254 sq.ft.਍ഀ no change਍ഀ n/a਍ഀ 716 sq.ft.਍ഀ 2,508 sq.ft.਍ഀ ED:k:80:86392-਍ഀ all q17 0਍ഀ 2,667 0਍ഀ Parking Lot B2 (min):਍ഀ Single-Family 3 spaces n/a 3 spaces (2 enclosed)਍ഀ EHU 2 spaces n/a 2 spaces (2 enclosed)਍ഀ *does not include 1,200 sq. ft. of Type III EHU and 576 sq. ft. of EHU garage਍ഀ SURROUNDING LAND USES AND ZONING਍ഀ Existing Use਍ഀ Zoning District਍ഀ North:਍ഀ Right-of-Way and Open Space਍ഀ Outdoor Recreation਍ഀ South:਍ഀ Residential਍ഀ Residential Cluster਍ഀ East:਍ഀ Residential਍ഀ Residential Cluster਍ഀ West:਍ഀ Residential਍ഀ Residential Cluster਍ഀ REVIEW CRITERIA਍ഀ Setback Variance਍ഀ The review criteria for a request of this nature are established by Chapter 12-16,਍ഀ Vail Town Code.਍ഀ 1. The relationship of the requested variance to other existing or potential਍ഀ uses and structures in the vicinity.਍ഀ 7਍ഀ Staff believes the Applicant is proposing to upgrade an existing non-conforming਍ഀ dwelling in a manner that is in keeping with the general character and਍ഀ architectural style of the neighborhood.਍ഀ Staff does not believe this proposal will have any significant negative impacts on਍ഀ nearby existing or potential uses and structures in comparison to the existing਍ഀ conditions.਍ഀ 2. The degree to which relief from the strict and literal interpretation and਍ഀ enforcement of a specified regulation is necessary to achieve compatibility਍ഀ and uniformity of treatment among sites in the vicinity or to attain the਍ഀ objectives of this title without a grant of special privilege.਍ഀ The Applicant is proposing building encroachments into the required 20 foot front਍ഀ setback by 12 to 19 feet (from west to east) resulting in a one foot setback at the਍ഀ east end of the proposed structure. The front (north) property boundary of the਍ഀ subject site is unique in that it is separated from the adjacent public right-of-way਍ഀ (i.e. the South Frontage Road) by a CDOT Right-of-Way Parcel and a Town of਍ഀ Vail owned parcel. The front property boundary of the subject site is separated਍ഀ from the South Frontage Road by 85 to 120 feet (west to east). The Applicant਍ഀ has rights to a substantially sized access easement across the Town of Vail਍ഀ owned parcel. The point of greatest encroachment into the setback (i.e. 19 feet)਍ഀ is adjacent to the Applicant's access easement area.਍ഀ While the subject lot has a depth of 96 to 109 feet (north and south), the southern਍ഀ 40 to 45 feet (west to east) of the lot is rendered unbuildable due to the location਍ഀ of Gore Creek and the Gore Creek 100-year floodplain. The development of the਍ഀ southern 60 to 43 feet (west to east) of the lot is also limited by the required Gore਍ഀ Creek 50 foot setback. The existing residence already encroaches into the Gore਍ഀ Creek setback. The Applicant is proposing to maintain this structure in its current਍ഀ location and the proposed additions will conform to the setback requirements.਍ഀ Nearly the entirety of subject site is impacted by the Gore Creek 100-year਍ഀ floodway. While much of the floodway can be mitigated, by re-grading the਍ഀ property in accordance with the Stephen's Subdivision master grading plan਍ഀ approved by the Planning and Environmental Commission in April 2006. This will਍ഀ include adding up to 12 inches of fill on the site. The existing floodway on the਍ഀ eastern portion of this site can not be mitigated without grading also occurring on਍ഀ the adjacent Lot C. At this time, the owner's of the adjacent property do not wish਍ഀ to purpose grading on their property. Therefore, the existing floodway also਍ഀ renders the eastern 31 to 24 feet (north to south) of the subject site unbuildable.਍ഀ To further complicate the development of this property, the northwest corner of਍ഀ the subject site is encumbered by a 25 foot by 16 foot parking and access਍ഀ easement for the neighboring Lot B1.਍ഀ Due to these unique characteristics of the subject property and the multiple਍ഀ encumbrances on the development of the subject site, Staff believes the਍ഀ proposed variance is necessary for the Applicant to achieve compatibility and਍ഀ uniform treatment among other sites in the Residential Cluster District.਍ഀ 8਍ഀ Due to the unique circumstances associated with the subject property, Staff does਍ഀ not believe this proposal will constitute a grant of special privilege.਍ഀ 3. The effect of the requested variance on light and air, distribution of਍ഀ population, transportation and traffic facilities, public facilities and utilities,਍ഀ and public safety.਍ഀ Staff does not believe this proposal will have a significant impact on the public਍ഀ health, safety or welfare, public facilities, or utilities in comparison to existing਍ഀ conditions of the site.਍ഀ 4. Such other factors and criteria as the commission deems applicable to਍ഀ the proposed variance.਍ഀ The Planning and Environmental Commission਍ഀ setback variance requests for the renovation of਍ഀ and originally constructed under Eagle County਍ഀ Planning and Environmental Commission has਍ഀ variance requests based upon the location and਍ഀ floodplains.਍ഀ GRFA Variance਍ഀ ias previously approved other਍ഀ properties originally subdivided਍ഀ jurisdiction. Additionally, the਍ഀ also approved other setback਍ഀ impacts of creeks/streams and਍ഀ The Planning and Environmental Commission shall consider the following factors਍ഀ with respect to a variance application:਍ഀ 1. The relationship of the requested variance to other existing or potential਍ഀ uses and structures in the vicinity.਍ഀ A principle development objective of the Town of Vail is to encourage the਍ഀ construction of housing for local residents. In response to this objective, the Vail਍ഀ Town Code includes numerous incentives for the construction of EHUs. One of਍ഀ these incentives includes the provision that Type III EHUs are excluded from਍ഀ both density and GRFA calculations, pursuant to Section 12-13-4, Requirements਍ഀ by Employee Housing Unit Type, Vail Town Code.਍ഀ The Vail Town Code also encourages, occasionally requires, the construction of਍ഀ garages and similar storage areas for both dwelling units and EHUs. As an਍ഀ incentive, the Town of Vail's GRFA calculation methods include a variety of਍ഀ deductions (credits) for garages. For example, Type I and Type IV EHUs are਍ഀ eligible for up to 600 sq. ft. of GRFA garage deduction and Type II EHUs are਍ഀ eligible for up to 300 sq. ft. of GRFA garage deduction. The amount of GRFA਍ഀ garage deduction granted to a Type VI EHU is determined by Planning and਍ഀ Environmental Commission. However, Type V EHUs (only permitted in the਍ഀ Spraddle Creek Subdivision) are explicitly not entitled to a GRFA garage਍ഀ deduction by the Town Code.਍ഀ Although Type III EHUs are not calculated as density or GRFA, the provisions of਍ഀ Section 12-13-4, Requirements by Employee Housing Unit Type, Vail Town਍ഀ Code, do regulate the size of these EHUs at a minimum of 300 sq. ft. and a਍ഀ maximum of 1,200 sq. ft. These EHU size limits are determined by using GRFA਍ഀ 9਍ഀ calculation methods. However, the provisions of Section 12-13-4, Requirements਍ഀ by Employee Housing Unit Type, Vail Town Code, do not explicitly grant nor਍ഀ prohibit garage deductions from being applied to the Type III EHU size limit਍ഀ calculations, unlike the other EHU types.਍ഀ The "garage area/storage requirements" for Type III EHUs are prescribed by the਍ഀ Town Code as 'n/a". Staff believes these provisions may have been originally਍ഀ prescribed as not applicable since Type III EHUs are only permitted within the਍ഀ Town of Vail's commercial and multiple-family zone districts, and have historically਍ഀ been constructed in either a dormitory or multiple-family dwelling format. In਍ഀ these scenarios, parking has been accommodated with surface parking lots or਍ഀ common area enclosed parking structures. Neither surface parking lots nor਍ഀ parking structures are calculated as GRFA, and therefore are not applicable to਍ഀ the size limit calculations for the typical Type III EHU.਍ഀ Instead of proposing to construct a dormitory or multiple-family dwelling format਍ഀ Type III EHU, the Applicant is proposing to construct an attached dwelling unit਍ഀ format EHU. The applicant is proposing to construct 1,200 sq. ft. of living area,਍ഀ plus a 576 sq. ft. attached garage. The proposed garage occupies the first level਍ഀ of the structure with the EHU living area located above.਍ഀ Since the provisions of Section 12-13-4, Requirements by Employee Housing਍ഀ Unit Type, Vail Town Code, prescribe the "garage credit/storage requirement" for਍ഀ Type III EHUs as "n/a"; this can be interpreted that no GRFA garage deduction is਍ഀ available for the Type III EHU size limit calculations. With this interpretation, the਍ഀ applicant's proposed garage is calculated in the same manner as any other living਍ഀ area.਍ഀ Therefore, Staff believes the proposed garage will have little physical or visual਍ഀ impact on neighboring uses or structures. Therefore, Staff does not believe this਍ഀ proposal will have a significant negative effect upon this criterion.਍ഀ 2. The degree to which relief from the strict and literal interpretation and਍ഀ enforcement of a specified regulation is necessary to achieve compatibility਍ഀ and uniformity of treatment among sites in the vicinity or to attain the਍ഀ objectives of this title without a grant of special privilege.਍ഀ The Vail Town Code generally encourages, and occasionally requires, the਍ഀ construction of garages and similar storage areas for dwelling units and other਍ഀ types of EHUs. However, Staff does not believe the provisions of Section 12-13-਍ഀ 4, Requirements by Employee Housing Unit Type, Vail Town Code, contemplate਍ഀ the construction a Type III EHU with an attached garage.਍ഀ Therefore, Staff believes the applicant is requesting a variance to the degree਍ഀ necessary to achieve compatibility and uniformity of treatment among sites in the਍ഀ vicinity and to attain the objectives of this title without a grant of special privilege਍ഀ due to the unique attached dwelling unit format of the proposed Type III EHU (i.e.਍ഀ rather than the typical dormitory or multiple-family dwelling formats).਍ഀ 10਍ഀ 3. The effect of the requested variance on light and air, distribution of਍ഀ population, transportation and traffic facilities, public facilities and utilities,਍ഀ and public safety.਍ഀ Staff does not believe this proposal will have a significant impact on the public਍ഀ health, safety or welfare, public facilities, utilities, or light and air.਍ഀ 4. Such other factors and criteria as the commission deems applicable to਍ഀ the proposed variance.਍ഀ A similar GRFA variance for a Type III EHU garage was approved in 2005 for a਍ഀ single-family style Type III EHU at 2883 Kinnikinnick Road (located west of the਍ഀ subject property at the southeast corner of Kinnikinnick Road and the South਍ഀ Frontage Road).਍ഀ IV. STAFF RECOMMENDATION਍ഀ SETBACK VARIANCE਍ഀ The Community Development Department recommends approval, with conditions, of਍ഀ a final review of a variance from Section 12-6E-6, Setbacks, Vail Town Code, pursuant਍ഀ to Chapter 12-17, Variances, Vail Town Code, to allow for construction within the਍ഀ setbacks located at 2754 South Frontage Road West/Lot 132, Stephens Subdivision, and਍ഀ setting forth details in regard thereto. This recommendation is based upon the review of਍ഀ the criteria outlined in Section VIII of this memorandum and the evidence and testimony਍ഀ presented.਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission pass the following motion:਍ഀ "The Planning and Environmental Commission approves the Applicants' request਍ഀ for a variance from Section 12-6E-6, Setbacks; Vail Town Code, pursuant to਍ഀ Chapter 12-17, Variances, Vail Town Code, to allow for construction within the਍ഀ setbacks located at 2754 South Frontage Road West/Lot B2, Stephens਍ഀ Subdivision, and setting forth details in regard thereto."਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission pass the following condition:਍ഀ "This approval is contingent upon the Applicant obtaining Town of Vail approval਍ഀ of the associated design review application."਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission makes the following findings:਍ഀ "Based upon a review of Section Vlll of the Staff's August 25, 2008,਍ഀ memorandum to the Planning and Environmental Commission and the evidence਍ഀ and testimony presented, the Planning and Environmental Commission finds:਍ഀ 11਍ഀ 1. The granting of this variance will not constitute a granting of special privilege਍ഀ inconsistent with the limitations on other properties classified in the Residential਍ഀ Cluster District.਍ഀ 2. The granting of this variance will not be detrimental to the public health, safety,਍ഀ or welfare, or materially injurious to properties or improvements in the vicinity.਍ഀ 3. This variance is warranted for the following reasons:਍ഀ a. The strict literal interpretation or enforcement of the specified regulation will਍ഀ result in practical difficulty or unnecessary physical hardship inconsistent with਍ഀ the objectives of Title 12, Zoning Regulations, Vail Town Code.਍ഀ b. There are exceptions or extraordinary circumstances or conditions਍ഀ applicable to the same site of the variance that do not apply generally to other਍ഀ properties in the Residential Cluster District. "਍ഀ GRFA VARIANCE਍ഀ The Community Development Department recommends approval, with condition(s), of਍ഀ a final review of a variance from from Section 12-13-4, Requirements by Employee਍ഀ Housing Unit (EHU) Type, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail਍ഀ Town Code, to allow for additional Gross Residential Floor Area (GRFA) for the਍ഀ construction of an EHU garage located at 2754 South Frontage Road West/Lot B2,਍ഀ Stephens Subdivision, and setting forth details in regard thereto. This recommendation਍ഀ is based upon the review of the criteria outlined in Section Vlll of this memorandum and਍ഀ the evidence and testimony presented.਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission pass the following motion:਍ഀ "The Planning and Environmental Commission approves the Applicants' request਍ഀ for a variance from from Section 12-13-41 Requirements by Employee Housing਍ഀ Unit (EHU) Type, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail਍ഀ Town Code, to allow for additional Gross Residential Floor Area (GRFA) for the਍ഀ construction of an EHU garage located at 2754 South Frontage Road West/Lot਍ഀ 82, Stephens Subdivision, and setting forth details in regard thereto."਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission pass the following condition:਍ഀ "I. This approval is contingent upon the Applicant obtaining Town of Vail਍ഀ approval of the associated design review application.਍ഀ 2. Prior to the issuance of a Temporary or Final Certificate of Occupancy for਍ഀ either proposed unit, the Applicant must execute all necessary Employee਍ഀ Housing Unit deed restriction agreements. "਍ഀ 12਍ഀ Should the Planning and Environmental Commission choose to approve this variance਍ഀ request with condition(s), the Community Development Department recommends the਍ഀ Commission makes the following findings:਍ഀ "Based upon a review of Section Vlll of the Staffs August 25, 2008,਍ഀ memorandum to the Planning and Environmental Commission and the evidence਍ഀ and testimony presented, the Planning and Environmental Commission finds:਍ഀ 1. The granting of this variance will not constitute a granting of special privilege਍ഀ inconsistent with the limitations on other properties classified in the Residential਍ഀ Cluster District.਍ഀ 2. The granting of this variance will not be detrimental to the public health, safety,਍ഀ or welfare, or materially injurious to properties or improvements in the vicinity.਍ഀ 3. This variance is warranted for the following reasons:਍ഀ a. The strict literal interpretation or enforcement of the specified regulation will਍ഀ result in practical difficulty or unnecessary physical hardship inconsistent with਍ഀ the objectives of Title 12, Zoning Regulations, Vail Town Code.਍ഀ b. There are exceptions or extraordinary circumstances or conditions਍ഀ applicable to the same site of the variance that do not apply generally to other਍ഀ properties in the Residential Cluster District."਍ഀ X. ATTACHMENTS਍ഀ A. Vicinity Map਍ഀ B. Photographs਍ഀ C. Proposed Architectural Plans਍ഀ 13਍ഀ Attachment A਍ഀ 14਍ഀ Cl-਍ഀ Ll\਍ഀ >CI਍ഀ X3਍ഀ J਍ഀ Attachment B਍ഀ 70਍ഀ r਍ഀ M਍ഀ NBC'਍ഀ Attachment C਍ഀ 3 R R mg aa4 -O 2R,਍ഀ ~RoL"n~ R~Roas R4 F S<YR, is਍ഀ 5 R" p ~ ~ po਍ഀ m~"~o»R Y~~°~R m~;9°R ogM R਍ഀ ms~R~mT ~dggE°g ~~°gg a~ gg_਍ഀ 4 ti i.,਍ഀ S r 'o਍ഀ mgF>~~$ 9~~a~ ~3 gs o~ ~਍ഀ B~਍ഀ RWo6 ~਍ഀ o, Qy W- _R਍ഀ R,~,F ° ~ o my਍ഀ sli Wig°4~R x਍ഀ o s4 ~o x~਍ഀ go਍ഀ °p R~~ ~~pz਍ഀ ~Gzg$Fe PrR~=$~ R~_ x°RP~ d~ ~5.~•°,..~਍ഀ 4ate o$=='~ ~~~2a~R ~m~~gsCo~ q~ 6,਍ഀ ~~SSaF~ § ea F ~ Y° gs~~FB'~g~S°਍ഀ R_ ~~"so fr;4 ~sW eq €਍ഀ 'Ray' gi_oggga$~S~gsg਍ഀ f ;8'a pct 4 a$ ss~zg਍ഀ _sys~:- as,:Rs s~~x;R:R aa'~Rpgp~g6~਍ഀ fl ~ 3 1਍ഀ O ® ~ 3਍ഀ oo'T~o਍ഀ 9 m 6 <਍ഀ 9 m 3 fl਍ഀ 3਍ഀ 9 fl਍ഀ n fl-਍ഀ W਍ഀ Wb zzzu ''-~N' p R>8~~ n਍ഀ ML Wl 2.਍ഀ "~^$iOaoi਍ഀ ~ggs9 m v਍ഀ 9 x $ x਍ഀ 0਍ഀ A਍ഀ z਍ഀ N ~ O਍ഀ w਍ഀ C਍ഀ N਍ഀ V਍ഀ < S਍ഀ u~no lD਍ഀ r o ~਍ഀ o ~ \r਍ഀ Cr਍ഀ ~਍ഀ ~਍ഀ HOWENSTINE RESIDENCE਍ഀ B~ LEVEE ARCFnTECr, INC਍ഀ 2754 SO= FRONTAGE ROAD WEST਍ഀ O. BOX 1875਍ഀ AVON, , COLORADO 81620਍ഀ s਍ഀ Y਍ഀ 3 °਍ഀ VAIL, CO 81657਍ഀ (920) 926-4993 (P)਍ഀ g਍ഀ pe਍ഀ g g਍ഀ SUB: SrEPHENS SUBDIVISION LOT. B-2਍ഀ (97o)92~x99301਍ഀ 3਍ഀ N਍ഀ E \਍ഀ N਍ഀ qi 1਍ഀ D & I਍ഀ 0਍ഀ m਍ഀ 0਍ഀ I਍ഀ A਍ഀ (7਍ഀ r਍ഀ p$ D਍ഀ D `਍ഀ 6r਍ഀ m਍ഀ I 1਍ഀ 's 1਍ഀ I਍ഀ _ w as.r+.wa+l਍ഀ 1਍ഀ v 1਍ഀ D਍ഀ A਍ഀ r 4਍ഀ m / a਍ഀ 1 ~਍ഀ A਍ഀ l਍ഀ r਍ഀ y.਍ഀ 6 y਍ഀ 3਍ഀ IN਍ഀ s~p a਍ഀ i਍ഀ ~~Lc਍ഀ z ~਍ഀ e_m਍ഀ F਍ഀ K 8 fi NO਍ഀ lit c~਍ഀ .sue ~਍ഀ g~ \9v1਍ഀ yt it y਍ഀ 0਍ഀ +T~ £ f਍ഀ 6 ~ \਍ഀ z9i਍ഀ s8E਍ഀ ਍ഀ I਍ഀ I ~਍ഀ 0਍ഀ wE਍ഀ x~਍ഀ yX 5 b ~ a ~ S~ 4 i s F a਍ഀ pp R ~਍ഀ E ~ a I ~ a ~ v@ q਍ഀ z is ~ P਍ഀ R Y ~਍ഀ y~ 1 gg ~ ~ ~ R B~਍ഀ p 1 ~ R L8 6਍ഀ ~F y$d ^~~iE c਍ഀ R °਍ഀ fR~a3 1°਍ഀ R. Rh`pq3g~R= '਍ഀ RE7~~~ ry਍ഀ ~ g'~oRS$h਍ഀ A'਍ഀ 21M਍ഀ a~਍ഀ I਍ഀ I਍ഀ 1਍ഀ a਍ഀ m o਍ഀ ~n z਍ഀ I਍ഀ yN਍ഀ m਍ഀ 1 O਍ഀ I ~਍ഀ I g਍ഀ 1਍ഀ b਍ഀ o b਍ഀ ~e4ef TON11. gig਍ഀ q g . . 5yi S' ah~°Rggg~~ q MR R y਍ഀ g yy ~~f a ~ "R$~ E~ LF ki ~yPC~~ F~y~਍ഀ R~~ SQ~ 7~ ~ LL4P$ ~YRg9a ~~R ~ y਍ഀ 1 N A In g R E3O€€8 :sa l b b਍ഀ i g yy~ ~ ak hk#~~ z~a7agg~e਍ഀ T~j਍ഀ fah e E W It N਍ഀ 8 i~ 1}I sgLe~Fg; z p 7p 0 1 b਍ഀ t OR,਍ഀ c਍ഀ R~ x਍ഀ ~ ~ ~਍ഀ '਍ഀ s E਍ഀ t਍ഀ ¢R@਍ഀ IrT਍ഀ AI g °m਍ഀ 9਍ഀ I਍ഀ Y R ~F.~ ~਍ഀ he਍ഀ h਍ഀ s਍ഀ ~਍ഀ I A਍ഀ o਍ഀ R~਍ഀ i਍ഀ s਍ഀ _਍ഀ t \਍ഀ 11.਍ഀ X਍ഀ `਍ഀ ~਍ഀ E਍ഀ ,ryr ~਍ഀ p਍ഀ 5਍ഀ ~ ~A਍ഀ R~਍ഀ 4j y਍ഀ g T਍ഀ t n਍ഀ a<Y਍ഀ aI਍ഀ F਍ഀ g਍ഀ v਍ഀ F਍ഀ H਍ഀ ਍ഀ R਍ഀ ` ~ b ~ I FG I4਍ഀ R 3G~ ■R■ ~਍ഀ ~ I w 9 >਍ഀ n ~ E~਍ഀ MIli Ilk਍ഀ H¢ $g$g 3 5਍ഀ \ \1 CEEEESE StE > I R~SF TP ~=T~~Yb~ . ~ i਍ഀ % % ~ ~ i g g aagg਍ഀ \ es g_ R~3dF P k # S e~਍ഀ E9 F਍ഀ AL - - NO਍ഀ _ \ 9 fi਍ഀ j 11= ~qqaa I\ I ~ \਍ഀ I `਍ഀ J5 q{p I਍ഀ 4 q t - *1f1 ! ~ I ~ ~~T਍ഀ \ ~ Rr ~ I ~ Ng਍ഀ T I L਍ഀ o ` x I 'Jys \਍ഀ G ee਍ഀ 9 I \਍ഀ A \ N਍ഀ All਍ഀ a I I L~ 4਍ഀ I \਍ഀ I z 4਍ഀ y I ~ I ~ N \਍ഀ I਍ഀ I਍ഀ I਍ഀ 1 I਍ഀ O਍ഀ Em mo P i'b਍ഀ yr OYO tgg 1 ~Gt /਍ഀ z਍ഀ n਍ഀ n਍ഀ O਍ഀ O਍ഀ I,~a਍ഀ Iv਍ഀ COO਍ഀ r:਍ഀ B਍ഀ a਍ഀ x਍ഀ w਍ഀ gs~਍ഀ /਍ഀ I I.਍ഀ N਍ഀ O਍ഀ •਍ഀ ਍ഀ b਍ഀ O਍ഀ ਍ഀ ਍ഀ I਍ഀ I਍ഀ .਍ഀ I਍ഀ P਍ഀ @਍ഀ 4਍ഀ (il਍ഀ I਍ഀ I਍ഀ /਍ഀ 1਍ഀ f਍ഀ ਍ഀ [਍ഀ c,਍ഀ \਍ഀ ਍ഀ \਍ഀ 0਍ഀ C~਍ഀ `਍ഀ NN਍ഀ o਍ഀ O਍ഀ i਍ഀ 1` ~਍ഀ \਍ഀ y਍ഀ ,਍ഀ g਍ഀ f਍ഀ CIO਍ഀ ' ' 4 K਍ഀ I਍ഀ ns .1 311.਍ഀ te'਍ഀ a਍ഀ Il J਍ഀ a਍ഀ c ~਍ഀ fig- Will'-਍ഀ fi ~g$਍ഀ g ~ a a s,਍ഀ z HIM, 9.11਍ഀ :1R a!¢W, i'11 11M਍ഀ r -਍ഀ 0਍ഀ Hf HIM;਍ഀ s gg਍ഀ o o਍ഀ 11 ¢F gH~ gP", v.਍ഀ liffli a਍ഀ ~ t਍ഀ 11111 1,਍ഀ R 1111 Joy lop 1,1 ~ H ~1€€;਍ഀ E ea ~a ~a as $+~~,3¢ a" 6਍ഀ ILM਍ഀ R~ S਍ഀ pp e਍ഀ K g਍ഀ ni਍ഀ a ~a~$਍ഀ n tj ~ n lD R਍ഀ ~ CrD ~7O਍ഀ O਍ഀ aaaa~ 5਍ഀ Nr1 II G7 w..਍ഀ p 0 N N N A p C਍ഀ O O J N N~ d਍ഀ m A A਍ഀ m਍ഀ c 0 o a਍ഀ c o - E਍ഀ H o b7਍ഀ o਍ഀ 3਍ഀ ~਍ഀ .਍ഀ Q਍ഀ A਍ഀ o਍ഀ g@ ~ ~Fz਍ഀ t਍ഀ pto y਍ഀ `G aq਍ഀ ~ B਍ഀ g਍ഀ @1;਍ഀ w਍ഀ A਍ഀ § F~~~਍ഀ g਍ഀ &਍ഀ 4~F~਍ഀ -਍ഀ HOWENSTINE RESIDENCE਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ BETH LEVINE A gCHITECT, INC.਍ഀ P.O. BOX 1਍ഀ AVON, COLORADO 81620਍ഀ 9਍ഀ i g਍ഀ 9 0਍ഀ g g਍ഀ VAM, CO 81657਍ഀ SUB: STEPI IENS SUBDTMION LOT: S2਍ഀ Isml 9264M (P)਍ഀ (9N - M਍ഀ + '~J6 l~\ i i ~਍ഀ 1 it 1 - '਍ഀ 1 ! ,II is 'ti I'~਍ഀ i a਍ഀ 51਍ഀ ~ ,ae਍ഀ 1 ii°• _ ~਍ഀ i਍ഀ k ,਍ഀ j .਍ഀ till਍ഀ t ~ , I ri਍ഀ li+ i ;਍ഀ i I਍ഀ Il°਍ഀ HOWENSTINE RESIDENCE਍ഀ BETH LEVINE ARCMTECf, INC਍ഀ P.O. BOX 1825਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ AVON, COLORADO 81620਍ഀ 9਍ഀ 9 9਍ഀ VAIL, CO 81657਍ഀ (970) 9264993 ma਍ഀ Y਍ഀ eo਍ഀ g g਍ഀ SUB: STEPHENS SUBDIVISION LOT: B-2਍ഀ 19xu)9x~x993ffa਍ഀ ~C਍ഀ HOWENSTINE RESIDENCE਍ഀ BETH LEVINE ARCHITECT, INC.਍ഀ y਍ഀ X਍ഀ N਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ P.O. BO਍ഀ 1825਍ഀ AVON, COLORADO 81620਍ഀ Y਍ഀ o਍ഀ e਍ഀ VAIL, CO 81657਍ഀ (970) 9266993 (P)਍ഀ g਍ഀ >਍ഀ gg਍ഀ SUB: STEPHENS SUBDIVISION LOT:B-2਍ഀ (970)9262M(F)਍ഀ HOWENSTINE RESIDENCE਍ഀ BETH LEV਍ഀ CT-INC਍ഀ I਍ഀ o0~਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ AVON, COLORADO 81620਍ഀ ਍ഀ o o਍ഀ e਍ഀ VAIL, CO 81657਍ഀ (970)9264993(P)਍ഀ i i਍ഀ ae਍ഀ ~਍ഀ SUB: STEPHENS SUBDIVISION LOT: B-2਍ഀ (970) 9262993਍ഀ ~C਍ഀ HOWENSTINE RESIDENCE਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ BETHLEvmARcHnECT,uNc.਍ഀ O BOX਍ഀ AVON, , COLORADO 81620਍ഀ R਍ഀ ~਍ഀ 9਍ഀ e਍ഀ P਍ഀ VAIL, CO 81657਍ഀ (970)yZy~ (P)਍ഀ i-਍ഀ g਍ഀ gg਍ഀ "਍ഀ SUB: STEPHENSSUBDIVISION L0T:B-2਍ഀ (e70)921299+lrl਍ഀ OzG, g, 3਍ഀ <OADD਍ഀ O(\m਍ഀ AD.਍ഀ m ?aA E਍ഀ T A਍ഀ ArnDD਍ഀ Dy਍ഀ Dp"rnm਍ഀ "rn਍ഀ N 11 Q਍ഀ O਍ഀ T -n J(਍ഀ D~~P਍ഀ n਍ഀ ~ sJ਍ഀ -਍ഀ rn T T -n਍ഀ CCC///਍ഀ T਍ഀ ii p਍ഀ t਍ഀ A-n਍ഀ ~ T਍ഀ INE਍ഀ HOWENSTINE RESIDENCE P.O. . BOX X 1825 ARCHITECT, LE`' A , INC.਍ഀ 1825਍ഀ 2754 SOUTH FRONTAGE ROAD WEST AVON, COLORADO 81620਍ഀ 8 s ° VAIL, CO 81657 (970)926-4993(P)਍ഀ SUB: STEPHENS SUBDIVISION LOT: B-2 (970) 926-2993 (F)਍ഀ 8 868਍ഀ ਍ഀ 29=~>਍ഀ HOWENSTINE RESIDENCE BETH LEVINE ARCHITECT, INC.਍ഀ s _ P.O. BOX 1825਍ഀ b 2754 SOUTH FRONTAGE ROAD WEST AVON, COLORADO 81620਍ഀ o VAIL, CO 81657 (970) 926-0993 (P)਍ഀ g g g g ' SUB: STEPHENS SUBDIVISION LOT: B-2 (970) 9262993 (F)਍ഀ BETH LEVIN ARCHITECT, INC.਍ഀ Q HOWENSTINE RESIDENCE P.O. . BOX 1825਍ഀ ()J 2754 SOUTH FRONTAGE ROAD WEST AVON,COLORADO 81620਍ഀ g v o VAIL, CO 81657 (970)976-0993(P) -਍ഀ SUB: SCEPHENS SUBDIVISION LOT: B-2 (970) 976-2993 (F)਍ഀ a sa'a'਍ഀ 29=~>਍ഀ Y Y਍ഀ HOWENSTINE RESIDENCE BETH LMIM ARCHMCT, INC-਍ഀ ~x BOX 1825਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ AVON, COLORADO 81620਍ഀ e o VAIL, CO 81657 (970) 9264993 (ry਍ഀ a s a s ' SUB: STEPHENS SUBDIVISION LOT: B-2 (970) 9262993 (F)਍ഀ G਍ഀ o਍ഀ rn਍ഀ r਍ഀ m਍ഀ D਍ഀ y਍ഀ Z਍ഀ G==਍ഀ G==਍ഀ 32'-3"਍ഀ G=਍ഀ =਍ഀ ¢g HOWENSTINE RESIDENCE BETH LEVINE ARCHITECT, INC.਍ഀ u P.O. BOX 1825਍ഀ 2754 SOUTH FRONTAGE ROAD WEST AVON, COLORADO 81620਍ഀ a s ° ° V AIL, CO 81657 (970) 926-4993 (P)਍ഀ SUB: STEPHENS SUBDIVISION LOT: B-2 (970) 926-2993 (F)਍ഀ a sea਍ഀ i਍ഀ o ~਍ഀ E਍ഀ o A਍ഀ s਍ഀ ~਍ഀ m਍ഀ m਍ഀ D਍ഀ zz਍ഀ -਍ഀ G==਍ഀ by਍ഀ m਍ഀ r਍ഀ m਍ഀ D਍ഀ y਍ഀ Z਍ഀ x~=਍ഀ G==਍ഀ ~m਍ഀ 4਍ഀ ff HOWENSTINE RESIDENCE BETS LEVINE ARCHITECT, INC.਍ഀ ~F P.O. BOX 1825਍ഀ 2754 SOUTH FRONTAGE ROAD WEST AVON, COLORADO 81620਍ഀ e = VAIL, CO 81657 (970) 9264993 (F)਍ഀ g g g g ' SUB: STEPHENS SUBDMSION LOT: B-2 (970) 926.2993 (F)਍ഀ HOWENSTINE RESIDENCE਍ഀ BETHLEVMo Ac ECT,INC.਍ഀ !਍ഀ P. 13OX਍ഀ 2754 SOUTH FRONTAGE ROAD WEST਍ഀ AVON, COLORADO 81620਍ഀ 8 9਍ഀ 9਍ഀ VAIL, CO 81657਍ഀ (970) 926 1993 (P)਍ഀ q g਍ഀ °q਍ഀ 6਍ഀ ਍ഀ SUB: STEPHENS SUBDIVISION LOT: B-2਍ഀ (970) 926-2993(F)਍ഀ